Fife City Zoning Code
CHAPTER 19
52 PLANNED DEVELOPMENT REGULATIONS
§ 19.52.010 Purpose.
The purpose of this chapter is to facilitate the development of residential and commercial areas which are neighborhood-like in character and industrial areas which complement rather than dominate the vicinity. The stated purpose is achieved by the use of performance-based development standards within a planned development. Toward that end, it is the further purpose of this section to facilitate developments which are superior to developments using the basic development standards, the preservation of usable open space and recreational facilities for the enjoyment of the development's occupants, the development of campus-like business park and industrial areas, and the dedication of usable open space for the community in order to offset the increased land use intensity associated with the development.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 3), 2000; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.020 Applicability.
Planned developments are subject to the development regulations of this title. This chapter applies to any planned development for which the applicant is either required, or voluntarily agrees to develop in conjunction with this chapter. Based on the type of proposed use within a particular residential zoning district, the planned residential development (PRD) standards are either voluntary or mandatory (see specific zoning district regulations). A planned industrial development (PID) is a required development standard for a new business park within a business park district. A PID is a required development standard for industrial district developments located on a lot greater than 3.01 acres at the effective date of the ordinance codified in this title.
A.
PID Applicable Development. The following developments within the industrial district are subject to the PID requirements of this chapter:
1.
Structure. The building or placement of a structure greater than or equal to 25,000 square feet of gross floor area.
2.
Expansion. A building existing on the effective date of the ordinance codified in this title with a gross floor area greater than or equal to 50,000 square feet and a lot coverage less than 20 percent which is being expanded by at least 50 percent of its gross floor area.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 4), 2000; Ord. 1426 § 1, 2001; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.030 Relationship to other zoning and Fife Municipal Code (FMC) regulations.
By complying with the provisions of this chapter, the applicant is authorized to use the specific performance-based planned development standards. All FMC requirements apply to planned developments except where specifically exempted or modified.
A.
Zoning District. The minimum lot area, lot coverage, density, lot dimension, yard setback and building separation requirements may be modified through the planned development process. Specific allowances for the above modifications may be identified in the zoning district regulations. Density and coverage requirements for planned developments are for the entire original lot and may vary for individual lots within the planned development. Dedications of open space to the public are exempt from the minimum lot area requirements of the FMC.
B.
Off-Street Parking, Loading and Circulation. For commercial, business park and industrial uses, required parking shall be located within 500 feet of the corresponding use or building. For residential and mixed uses, required parking shall be located within 200 feet of the corresponding dwelling unit. For phased developments, proportionate parking facilities shall be constructed concurrently. Within a planned development, joint use facilities are allowed.
C.
Landscaping and Buffering Regulations. The buffer requirements within the interior of a planned development may be reduced or eliminated. The placement of required landscaping within a planned development may be modified. The hearing examiner's authority specifically identified in Chapter 19.64 FMC is hereby given to the director for planned development review and approval. The director has the authority to increase the percent of Fife green area factor coverage by up to 20 percent if it will facilitate the intent of this chapter. A request for buffer yard variation (see Chapter 19.64 FMC) for the exterior of a planned development must be made at the time of application.
D.
Stormwater Facility Credit. PRD and PID open space credits for stormwater facilities will be identical to the landscaping credit provisions in FMC 19.64.100. Stormwater facility credits can be counted toward landscaping and open space credits per Chapter 19.64 FMC.
E.
Administrative Design Review (ADR). For a planned development undergoing ADR, the review and approval shall be combined into one process and shall be approved, approved with conditions or denied by the director. An applicant for a planned development with a plat may combine the plat review with ADR by submitting the required plans listed in Chapter 19.60 FMC. If a planned development does not require ADR, then the director shall have the authority to impose ADR guidelines and restrictions on the planned development in order to meet the intent of this chapter. The director-imposed guidelines shall be consistent with the design review guidelines and standards identified in Chapter 19.60 FMC.
F.
Repealed by Ord. 1866.
G.
Elimination of Existing Nonconformities. Any existing lot within a proposed planned development which is nonconforming shall be brought into conformity.
H.
Planned Development Allowances. For a detailed description of the base development standards, see the applicable zoning district regulations.
Zoning District | Density (dwelling units per gross acre) | Minimum Lot Area (square feet) | Minimum Lot Dimension Circle (diameter feet) | Minimum Front Yard Setback (feet)** | Minimum Interior Yard Setback (feet) | Maximum Lot Coverage for Structures* (% of lot) | ||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|
Base | PD | Base | PD | Base | PD | Base | PD | Base | PD | Base | PD | |
LDR | 4 | 5 | 7,200 | 5,000 | 60 | 45 | 20 | 10 | 10/5 | None | 40% | 50% |
MDR | 10 | 15 | 3,000 | 2,500 | 30 | 20 | 16 | 8 | 10/5 | None | 50% | 60% |
HDR | 14 | 25 | 3,000 | 2,500 | 30 | 20 | 16 | 8 | 10/5 | None | 55% | 65% |
I | 1 ac. | .75 ac. | 160 | 100 | 30 | 30 | 10/None | None | 45% | 55% | ||
CC | 12 | 17 | 20 | 0 | 5 | 0 | ||||||
RC | 16 | 20 | 20 | 0 | 5 | 0 | ||||||
*For planned developments, lot coverage is for overall property. | ||||||||||||
**Not less than 20 feet of driveway between the garage or carport and the front property line required to prevent street and sidewalk blockage. Does not apply to side entry garage or alley if sole vehicular access. | ||||||||||||
Note: There are no specific planned development allowances for the business park district. |
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 5), 2000; Ord. 1426 § 1, 2001; Ord. 1593-06 § 66, 2006; Ord. 1595-06 § 11, 2006; Ord. 1602-06 § 1, 2006; Ord. 1685 § 1(Exh. A), 2009; Ord. 1866 § 18, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.040 Planned residential development (PRD) standards.
Planned developments within the low density residential (LDR), medium density residential (MDR), high density residential (HDR), regional commercial (RC), and community commercial (CC) zoning districts are subject to the requirements of this section.
A.
Minimum PRD Site Area. The minimum site area shall be three acres for the MDR, HDR, CC, and RC zoning districts and four acres for the LDR zoning district.
B.
Primary Density Bonus. A primary density bonus is an increase of the base maximum density. By achieving the minimum standards in subsection (C) of this section, a PRD within an LDR zoning district will achieve a primary density bonus of 10 percent and a PRD within an MDR, HDR, RC or CC zoning district will receive a primary density bonus of 15 percent.
For example, a 10 percent primary density bonus for an LDR zoning district is a 10 percent increase in the four dwelling units per acre requirement:
(4 dwelling units per acre + [4 dwelling units per acre x 0.1]) = 4.4 dwelling units per acre |
C.
Minimum PRD Standards. In addition to meeting the review criteria of this chapter (FMC 19.52.080), all PRDs shall meet the minimum standards of this subsection.
1.
Open Space. Each PRD shall provide at least a percentage of the gross land area for common open space, as specified in the table below:
Gross Acreage | Minimum Percentage of Gross Acreage to Be in Common Open Space |
|---|---|
3.01 to 6 acres | 15% |
6.01 to 9 acres | 20% |
> 9 acres | 25% |
The common open space percentage requirements correspond to the gross acreage of a lot at the effective date of the ordinance codified in this title. Consolidated lots shall be subject to the percentage required for the new lot. Subdivided lots shall be subject to the percentage required for the original lot size at the effective date of the ordinance codified in this title. | |
One-half of the area used for landscaped on-site stormwater management BMPs like swales and rain gardens shall count towards a development's open space requirements.
2.
Active Recreational Space.
a.
For a PRD of 10 or more acres within an LDR zoning district, at least five percent of the gross land area shall be improved as common active recreational space.
b.
For a PRD within an RC, CC, MDR or HDR zoning district, at least 10 percent of the gross land area shall be improved as common active recreational space. This requirement may be reduced by the city council to five percent if at least 20 percent of the gross land area is within a sensitive area management tract or wetland buffer, or if at least 1,000 square feet of private open space, immediately adjacent to and exclusively for each dwelling unit, is provided.
3.
PRD Perimeter Abutting a Public Street Right-of-Way. All structures, including fences, are required to be set back a minimum of 20 feet.
4.
Required Housing Variety within an MDR Zoning District.
a.
MDR Zoning District. A PRD greater than or equal to 10 acres shall have at least 30 percent of the total dwelling units as single-family and/or duplex dwelling units.
D.
PRD Secondary Density Bonus. In order to achieve the maximum PRD density, an applicant must utilize the primary and secondary density bonuses.
For example, a 10 percent primary density bonus for an LDR zoning district is a 10 percent increase in the four dwelling units per acre requirement:
(4 dwelling units per acre + [4 dwelling units per acre x 0.1]) = 4.4 dwelling units per acre |
A secondary density bonus of eight percent would be applied to the base density of the applicable zoning district. The primary and secondary density bonuses added to the base density would allow for 4.8 dwelling units per acre:
{4 dwelling units per acre + ([4 dwelling units x 0.1] + [4 dwelling units x 0.08])} = 4.72 dwelling units per acre |
After applying the 4.72 toward the gross acreage of the planned development, the result is then rounded to the nearest whole number. For example, on a nine-acre site, the 4.72 density allowance times nine acres equals 42.48 or 42 dwelling units.
A secondary density bonus shall be based on the following:
1.
Additional Open Space – Maximum Credit, 10 Percent. One percent increase in density for each two percent of common open space above the required common open space identified in subsection (C)(1) of this section.
2.
Active Recreational Areas – Maximum Credit, Three Percent. One percent increase for each additional two percent of active common recreational area created.
3.
Public Space – Maximum Credit Equals Maximum Density. One percent increase for each one percent (gross land area) of open space dedication to the public. Dedications shall be located to allow for access and use by the public. The director shall consider whether to accept or deny a proposed dedication. Public space in a PRD may overlap with the minimum open space requirement or additional open space. A minimum open space dedication of one-half acre is required, except for the dedication of a pedestrian/bicycle trail. A voluntary agreement for payment in lieu of dedication (see Chapter 19.68 FMC) may replace all of the additional open space and up to 10 percent of the minimum open space, less open space which is required to be on site by other provisions of the FMC.
4.
Nonexclusive Pedestrian/Bicycle Trail Easement/Right-of-Way – Maximum Credit, Three Percent. One percent increase for each 250 linear feet of nonexclusive, improved and maintained pedestrian/bicycle trail easement or right-of-way. Pedestrian/bicycle trails shall be separated from rights-of-way and, to the greatest extent possible, vehicular circulation areas. The trail shall be located for access and use by the public. The city engineer shall consider whether to accept or deny a proposed easement or right-of-way dedication based on its functional value to the city. The pedestrian/bicycle trail easement or right-of-way may overlap with the PRD open space requirement or additional open space. The width of the easement or right-of-way shall be at least seven feet, with a reduction to five feet for sensitive area management tracts or wetland buffers. The trail shall be a minimum of four feet in width and constructed per the requirements of the city engineer.
5.
Alley Loading – Maximum Credit, Four Percent. One percent increase for each 25 percent of the total residential or commercial lots which are restricted to alley-only vehicular access. The restricted lots shall be properly identified on the planned development site plan or plat.
6.
Mixed Housing Types and Styles – Maximum Credit, Two Percent. PRD shall be greater than or equal to 10 acres. The submitted development plans or restrictive covenants shall ensure a significant mixture of housing types and/or styles throughout the PRD. The mixture of housing styles shall conform to an overall design concept within the development and shall be consistent with the surrounding community. The building design or architectural concept shall be prepared by a licensed architect.
(Ord. 1317 § 3, 1998; Ord. 1685 § 1(Exh. A), 2009; Ord. 1859 § 108, 2014; Ord. 1954 § 39, 2016; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.050 Commercial planned residential development (PRD) standards.
Planned developments within the community commercial (CC) and regional commercial (RC) zoning districts shall meet the design review requirements in FMC 19.60.075, in addition to the requirements of the applicant zoning district.
A.
Density Bonus. In order to achieve the density bonuses the provisions of this section shall be met as applicable:
1.
Affordable Housing – Maximum Credit, 20 Percent. A two percent increase to the base density shall be allowed for every 10 percent of the dwelling units that are owned and maintained as affordable housing by a nonprofit affordable housing entity. For example: if 50 percent of the dwelling units are owned and maintained as affordable housing by a nonprofit affordable housing entity, a 10 percent increase to the density can be realized.
2.
Mixed Use Structure – Maximum Credit, 10 Percent. A 10 percent increase to the base density shall be allowed for mixed use structures where the entire ground level is utilized by commercial or retail uses.
3.
Retirement Facility – Maximum Credit, Five Percent. A five percent increase to the base density shall be allowed for retirement facilities that are located within 500 feet of a transit line.
B.
Zero Lot Line Development. In order to achieve zero foot setbacks, the development shall:
1.
Provide for retail or commercial uses on the ground floor.
2.
Provide structured parking or parking to the rear of the structure.
(Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.060 Planned industrial development (PID) standards.
In addition to the development standards elsewhere in the FMC, planned developments within the business park (BP) and industrial (I) zoning districts are subject to the requirements of this section.
A.
Minimum PID Site Area. The minimum site area shall be 3.01 acres for the industrial (I) zoning district. The minimum site area shall be five acres for the business park (BP) zoning district.
B.
Minimum PID Landscaping Standards. All PIDs shall meet Fife green area factor standards for landscaping lot coverage as outlined in Chapter 19.64 FMC.
C.
PID Lot Coverages.
1.
Basic maximum coverage, 45 percent.
2.
PID maximum coverage, 55 percent.
D.
PID Lot Coverage Bonus. Lot coverage bonuses are percentage increases in the overall lot coverage allowance. A maximum 10 percent lot coverage bonus is permitted. In order to achieve a lot coverage greater than 45 percent, one or more of the following options may be utilized:
1.
Public Open Space – Maximum Credit, 10 Percent. An additional one percent lot coverage bonus for each one percent of open space dedicated to the public. Dedications shall be located to allow for access and use by the public. The director shall consider whether to accept or deny a proposed dedication based on its functional value to the vicinity of the PID. Public open space in a PID may overlap with the minimum landscaping requirement or additional landscaping credit. A minimum open space dedication of one-half acre is required, except for the dedication of a pedestrian/bicycle trail. A voluntary payment in lieu of dedication (see Chapter 19.68 FMC) may replace the public open space dedication.
2.
Nonexclusive Pedestrian/Bicycle Trail Easement/Right-of-Way Dedication – Maximum Credit, 10 Percent. One percent increase for each 250 linear feet of nonexclusive and improved pedestrian/bicycle trail easement or right-of-way. Pedestrian/bicycle trails shall be separated from rights-of-way and, to the greatest extent possible, vehicular circulation areas. The trail shall be located for access and use by the public. The city engineer shall consider whether to accept or deny a proposed easement or right-of-way dedication based on its functional value to the vicinity. The pedestrian/bicycle trail easement or right-of-way area may replace any additional landscaping required by this chapter. The width of the easement or right-of-way shall be at least seven feet, with a reduction to five feet for sensitive area management tracts or wetland buffers. The improved trail shall be a minimum of four feet in width and constructed per the requirements of the city engineer.
(Ord. 1317 § 3, 1998; Ord. 1404 § 2(Exh. C § 6), 2000; Ord. 1426 § 1, 2001; Ord. 1685 § 1(Exh. A), 2009; Ord. 1859 § 109, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.070 Application procedure.
A.
Applicants. Any owner or a group of owners of contiguous property acting jointly may submit an application for a planned development.
B.
Required Preapplication Meeting. A preapplication meeting between the property owners and city staff is required prior to the acceptance of an application. The meeting shall be set by the director at the written request of a property owner. The written request shall include the location and description of the site, a brief description of the proposal and a sketch of the proposed planned development.
C.
Application Procedure. After a preapplication meeting, an owner or group of owners may submit an application for a planned development on forms provided by the community development department.
D.
Planned Development Site Plan or Plat. A planned development site plan or plat is subject to state surveying requirements and shall be submitted to the city for review and action. After city approval, and prior to the issuance of any building permits, any and all required improvements shall be completed, or a legally binding agreement shall be in place which guarantees that such improvements will be completed in a time frame specified by the city. Additionally, any and all required easements, dedications and restrictive covenants shall be submitted in final form, together with the planned development site plan or plat, to the director for review and approval. After approval of the planned development and associated improvements, improvement agreements, easements, dedications and/or restrictive covenants, the city shall file the necessary documents with the Pierce County auditor's office. The above mentioned documents shall be filed within 30 days of city approval.
E.
Plat. A planned development plat is subject to the procedural requirements of FMC Title 18, Subdivisions.
F.
Planned Development Site Plan or Plat Requirements. In addition to the application requirements in other chapters of the FMC, a planned development application shall include a preliminary planned development site plan or plat which contains:
1.
The boundaries of the project site;
2.
Significant natural features including topographical contours, significant trees, natural drainage courses and wetlands;
3.
The gross land area of the development, the present zoning classification and the zoning classification and land use of adjacent properties;
4.
The location, number and types of structures and uses to be included in the development. The coverage for all structures shall be identified;
5.
The location of all proposed streets, landscaping, trails, easements, common recreational areas, sensitive area management tracts, wetland buffers, buffer yards, open areas, parking lots, utilities and stormwater facilities;
6.
All application requirements of FMC Title 18, Subdivisions, shall apply, if applicable.
G.
Additional Submittal Requirements. In addition to the requirements depicted on the planned development site plan or plat, the following shall be submitted with the planned development application:
1.
Plans and elevations of all nonresidential buildings and structures sufficient to indicate the architectural style and construction standards. For a PRD utilizing the secondary density bonus option in FMC 19.52.040(D), plans and elevations are required.
2.
Specific development standards to be applied to the project, including building heights, yard setbacks, individual lot sizes and lot dimensions.
3.
A preliminary landscaping concept plan.
4.
Proposed phasing.
5.
Other information as may be required by the director to enable a complete review and analysis of the planned development.
H.
Approval Authority. The director is hereby authorized to review and approve all planned developments that are not subject to subdivision review and approval under Chapter 18.06 FMC. Planned developments that are subject to the subdivision review and approval under Chapter 18.06 FMC shall be reviewed and approved in accordance with the preliminary and final plat process.
I.
Planned Development Review and Approval Procedure. A planned development plat shall be official upon meeting the planned development requirements and the review procedures and requirements of FMC Title 18. A planned development site plan (not a plat) shall be official upon meeting the planned development requirements and the city recording the site plan with the Pierce County auditor's office. Prior to site plan recording, the applicant(s), mayor, community development director, public works director and city attorney shall sign the face of the planned development site plan.
J.
Consolidated Permit Processing. See Chapter 14.02 FMC.
K.
Restrictive Covenants. Restrictive covenants required by this chapter shall be approved by the city. Prior to filing the planned development with the Pierce County auditor's office, reference to the covenants' recording number shall be identified on the face of the planned development plat or site plan. Any plat or site plan filed without such reference number shall not be considered for any subsequent building or planning permit.
(Ord. 1317 § 3, 1998; Ord. 1802 § 11, 2012; Ord. 1866 § 12, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.080 Planned development review criteria.
A.
Criteria for All Planned Developments. The following criteria shall apply to all planned developments:
1.
Pedestrian-Oriented Design. There shall be a distinct separation of vehicular and pedestrian traffic within a planned development. The design must be in compliance with the city's public parks plan and comprehensive land use plan. This may require an improved pedestrian trail system that links the planned development's primary uses together and an improved pedestrian/bicycle trail easement which links at least a portion of the planned development's trail system to the pedestrian amenities adjacent to the planned development. The trail construction shall be as required by the city's comprehensive land use plan.
2.
Compatible and Efficient Layout. Streets, lot lines, low impact development techniques and facilities including on-site stormwater management BMPs, landscaping areas, open space, building footprints and/or other features shall be arranged for maximum traffic flow efficiency and minimal impact to natural features, existing traffic patterns and uses in the vicinity. Vehicular entrances and exits to the PRD shall be minimized by providing for common ingress, egress and circulation areas.
3.
Compatibility with Adjacent Uses. The exterior of the planned development shall be highly compatible with adjacent uses. Compatibility may include, but is not limited to, restricted uses along the exterior of the development, building footprint location, open spaces, buffers, landscaping, architectural style and pedestrian/vehicular circulation linkages. The planned development shall be integrated into the existing community fabric.
4.
View Protection. The planned development shall, to the greatest extent practicable, maintain existing views for adjacent properties and provide for views from within the planned development. In particular, view corridors of Mount Rainier from residential districts and existing residential uses shall receive priority for protection. Tree protection requirements in Chapter 19.64 FMC supersede this view protection subsection.
B.
Additional PRD Review Criteria. In addition to the criteria identified in subsection (A) of this section, the following criteria shall apply to all PRDs:
1.
Common Open Space. Common open space consists primarily of large usable areas which are owned by all property owners within a planned development and may include: sensitive area management tracts, wetland buffers, low impact development facilities including on-site stormwater management BMPs, buffer yards, public space, landscaped or natural areas, recreational areas, roof top balconies and/or terraces, internal plazas and open spaces, or an area for a recreation/socialization facility. Sufficient common open space for the types of uses envisioned within a PRD shall be provided.
2.
Common Active Recreational Areas. Common active recreational areas are maintained areas under common ownership which include, but are not limited to, pedestrian trails, pools, child play areas, improved picnic areas and recreational buildings. Only that portion of a recreational building that is directly used for activities will be counted. Common recreational facilities, such as trails, play fields, community centers, sport courts and picnic areas, shall be provided. A common facility or open space should be an integral part of a PRD by being centrally located, being accessible to all occupants, and having buildings facing rather than backing onto it.
3.
Variety of Housing Types, Styles and Affordability. Housing types within a PRD greater than or equal to 10 acres shall be varied to allow for a range of affordability. Although an overall architectural theme may be appropriate, there shall be a range of housing styles within a theme to avoid the monotony of identical structures.
(Ord. 1317 § 3, 1998; Ord. 1685 § 1(Exh. A), 2009; Ord. 1791 § 4, 2012; Ord. 1954 § 40, 2016; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.090 Required findings.
In addition to any other required findings within the FMC, approval of a planned development is subject to the director making the findings below.
A.
The proposed planned development:
1.
Is consistent with the goals and policies of the comprehensive plan;
2.
Is consistent and compatible with the zoning and existing uses of the adjacent properties and the vicinity;
3.
Meets the review criteria described in this chapter;
4.
Is consistent with the purpose, criteria and regulations of this chapter;
5.
Will promote rather than detract from the public health, safety, morals and general welfare; and
6.
A voluntary payment in lieu of mitigation or dedication is reasonably necessary as a direct result of the proposal (if applicable).
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.100 Time limits and extensions.
A.
Planned Development Site Plan. Within two years of city approval, the property owner must have obtained all necessary utility and building permits. Within three years of city approval, all construction and site improvements in accordance with those permits shall be completed.
B.
Planned Development Plat. Within three years of city approval for a short plat and six years of city approval of a long plat, all proposed building construction and site improvements in common ownership shall be completed. Nothing in this section shall extend required site improvement deadlines for plat approval.
C.
Phasing. The city may approve a planned development in phases. Each phase must be approvable as a planned development by meeting or exceeding the requirements of this chapter and the FMC. Deadlines for each phase's commencement and completion shall be identified, however, the last phase shall be completed within 12 years of city approval.
D.
Extensions. The property owner may apply to the city for an extension of the above deadlines. Extensions may be granted if the applicant has made a good faith effort to meet the deadlines and the reason for missing the deadline is beyond the property owner's control. The city may grant a one-year extension for planned development site plans and short plats and a two-year extension for long plats. As a condition of extension approval, the city may revise the planned development if applicable local, state or federal development regulations have been amended since the original date of approval.
E.
If a time limit is not met, the planned development shall become null and void. If a time limit for a phased development is not met, the uncompleted phases shall become null and void.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.110 Subdivisions, revisions and minor adjustments to an approved planned development.
A.
Subdivision of an Approved Planned Development. The subdivision of a site which has a previous planned development approval shall be subject to a revised planned development review and approval in accordance with this chapter.
B.
Revisions to an Approved Planned Development. Any proposed revisions which cannot be classified as a minor revision shall be submitted to the hearing examiner if the planned development was approved by the hearing examiner and to the director if the planned development was approved by the director. The director shall decide the necessary application materials required for proper review of a proposed revision.
C.
Minor Revisions to an Approved Planned Development. If minor revisions are proposed following the approval of a planned development, such revisions may be approved by the director prior to building permit issuance. Minor revisions include, but are not limited to, changes which may affect the exact dimensions or location of a structure, but which do not affect the basic character or arrangement of structures and uses approved in the final plan. Minor revisions may include a reduction in use intensity. Minor revisions shall not change any regulatory-type requirements such as open space or landscaping amounts, imposed setbacks, lot sizes, density, maximum coverages, buffer widths, plat layout, etc. Minor revisions shall be recorded with the Pierce County auditor's office and shall reference the original planned development recording number.
(Ord. 1317 § 3, 1998; Ord. 1866 § 13, 2014; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.120 Planned development maintenance requirements.
Property within a planned development which is individually owned shall be maintained by the property owner. The maintenance of any common property shall be the responsibility of all property owners. Required maintenance of any common facilities including, but not limited to, affordable housing requirements, common streets, parking, circulation areas, open spaces, trails and stormwater facilities, shall be ensured by covenants approved by the city and recorded against the title. Failure to maintain any common area or amenity shall be considered a violation of this title and may result in revocation of the benefits associated with the PRD approval.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.130 Parties bound.
All persons and parties, their successors, heirs or assigns, who own, have or will have, by virtue of purchase, inheritance or assignment, any interest in the real property within an approved planned development shall be bound by the conditions of the planned development. Failure to comply with such conditions shall be grounds for a revocation or revision of the planned development by the city.
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
§ 19.52.140 Planned development calculations.
A.
Dedications. All land dedicated to the public, including rights-of-way and open space, shall be included in the minimum site area, lot coverage and density calculations. Open space dedications and pedestrian/bicycle trail easements shall be included in the open space calculations.
B.
Site Area Calculation Fractions. Site area calculation fractions greater than or equal to 0.5 shall be rounded up and site area fractions less than 0.5 shall be rounded down.
C.
Lot Coverage Bonus. Lot coverage bonuses are percentage increases in the overall lot coverage allowance. For example in the industrial district, a five percent lot coverage bonus is an additional five percent of lot coverage added to the 45 percent allowed under the industrial district development standards. A five percent bonus would then allow an overall 50 percent lot coverage for a particular lot.
D.
Density Bonus. See FMC 19.52.040(B) and (D).
(Ord. 1317 § 3, 1998; Ord. 2140 § 2 (Exh. B), 2025)
